Aiken, South Carolina Short-Term Rental Market
Aiken, SC STRs averaged $347/night at 49.3% occupancy in April 2026, elevated by Masters Golf Tournament demand from nearby Augusta, GA.
Quick Answer: Aiken, South Carolina is an active short-term rental market. average occupancy is 49%. average monthly revenue is $3,964. average daily rate is $347. the top operator is Evolve with 54 listings. market score is 59/100 (grade C).
Market Score Breakdown
Five dimensions Apivex evaluates per market.
Market Overview
The Aiken, SC short-term rental market encompasses approximately 4,240 active listings serving a mix of equestrian event attendees, Masters Golf Tournament visitors, outdoor recreationists, and year-round leisure travelers. The market leans toward entire-place inventory (3,762 of 4,244 listings), with a more balanced bedroom distribution than resort markets: 1-bedroom units lead at 1,058, followed by 3-bedroom (1,113), 2-bedroom (1,011), 4-bedroom (633), and 5-bedroom (425). Private rooms represent a meaningful share at 480 listings, reflecting the urban character of the market.
April 2026 metrics are substantially elevated by the Masters Golf Tournament held annually in Augusta, GA, 20 miles away. In April 2026, ADR reached $346.71 with occupancy at 49.3%, producing RevPAR of $170.89. Year-over-year in April 2026, revenue declined 7.3%, likely reflecting softer Masters demand compared to the prior year. The non-Masters baseline ADR is closer to $124-158 based on the seasonal average for non-April months.
Channel distribution shows Airbnb dominance: 2,601 Airbnb-only listings, 1,372 on both platforms, and only 271 VRBO-only. The market’s overall score is 58.9 out of 100, with strong investability (93.6) but moderate revenue growth (42.9) and seasonality (85.1) scores.
Seasonal Patterns
| Month | Occupancy | ADR | Revenue |
|---|---|---|---|
| Jan | 52% | $129 | $1,884 |
| Feb | 63% | $135 | $2,024 |
| Mar | 65% | $146 | $2,364 |
| Apr | 49% | $304 | $3,394 |
| May | 50% | $158 | $2,381 |
| Jun | 62% | $138 | $2,240 |
| Jul | 62% | $135 | $2,302 |
| Aug | 56% | $130 | $2,053 |
| Sep | 59% | $124 | $1,799 |
| Oct | 55% | $129 | $2,022 |
| Nov | 57% | $130 | $1,910 |
| Dec | 53% | $143 | $2,143 |
Top Short-Term Rental Operators in Aiken
Ranked by total active listings. Useful for understanding the competitive landscape.
| # | Operator | Listings | Reviews | Rating |
|---|---|---|---|---|
| 1 | Evolve | 54 | 1,050 | ★ 4.58 |
| 2 | Garden City Hosts | 40 | 709 | ★ 4.91 |
| 3 | Aiken Vacation Rentals | 34 | 1,595 | ★ 4.98 |
| 4 | Evans Real Estate Group | 34 | 1,596 | ★ 4.86 |
| 5 | Optiv | 24 | 2,889 | ★ 4.87 |
What Kind of STR Should I Buy in Aiken?
Revenue and pricing by property type, tier, and bedroom count.
Revenue by Bedroom Count
| 1 bed | 1,058 |
| 2 bed | 1,011 |
| 3 bed | 1,113 |
| 4 bed | 633 |
| 5 bed | 425 |
ADR by Property Tier
| Entire Home | $382 |
| Luxury | $1,144 |
| Professionally Managed | $281 |
Revenue by Dwelling Type
| Apartment | $2,389 |
| Entire Place | $4,285 |
| House | $4,429 |
Booking Channel Mix
Distribution of bookings across major STR platforms.
| Channel | Share |
|---|---|
| airbnb | 61.3% |
| vrbo | 6.4% |
| both | 32.3% |
Investment Analysis
Aiken presents an event-driven investment case anchored by the Masters Golf Tournament and the equestrian circuit. The typical home value was $273,587 as of the April 2026 housing snapshot, making entry costs lower than many comparable leisure markets. Using the 2025 annual average revenue of approximately $2,780/month, annualized gross revenue is approximately $33,360 against a $273,587 typical home value, implying a gross yield near 12.2% before expenses and debt service. During the April Masters window, a single month can generate $3,964 in revenue, representing about 12% of annual gross in one month.
Entire-place listings average $4,286/month in April and houses average $4,429/month. Apartment-style units average $2,389/month. Luxury properties hit an ADR of $1,143.69 during April, reflecting Masters-week rates for premium inventory.
Notably, professionally managed properties average $281.24/night in April, below the all-listings average of $346.71. This gap may reflect that PM-managed portfolios skew toward non-event inventory or lower-tier units, and investors should weigh management fees accordingly.
Revenue has grown from $1,294/month average in 2017 to $2,780 in 2025, a 115% increase over eight years. Annual 2025 ADR of $176/night reflects the baseline outside event periods. The 2026 year-to-date average of $2,980/month through April 2026 is running ahead of 2025 due to the Masters calendar.
Revenue Trend (5 yr)
ADR & Occupancy Trends (5 yr)
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Booking Insights
April 2026 booking behavior is strongly shaped by the Masters Golf Tournament. The average lead time in April is 90.3 days — guests booking for Masters week plan roughly 3 months in advance, among the longest lead times in any STR market. Average length of stay in April is 4.86 nights, consistent with 5-7 night Masters tournament stays.
Outside the Masters window, Aiken likely operates with shorter lead times typical of drive-to leisure markets. The 90-day April lead time is an important operational signal: Masters-week inventory must be priced and available by early January. Operators who have not opened April calendar and set rates by then may miss the early-booking wave that captures premium demand. Holding any April inventory for late-booking guests is a high-risk strategy given the concentrated demand window.
Short-Term Rental Regulations
As of April 2026, Aiken does not have a comprehensive STR ordinance. City Council held its first formal STR work session on April 13, 2026, and a new ordinance is expected through the Unified Development Ordinance update process, potentially taking effect in late 2026 or 2027.
Under the current framework, operators must: (1) obtain a City of Aiken business license, with a base fee of $25 scaled to gross receipts, renewed annually; (2) collect and remit Aiken’s 3% Local Accommodations Tax directly to the city by the 20th of each month; and (3) separately remit South Carolina state taxes of 7% (5% statewide sales tax plus 2% state accommodations tax). The combined occupancy tax rate is approximately 10% of gross rental receipts.
Zoning is the primary current constraint. Under the existing code, overnight lodging under 30 days is technically permitted only in select residential zones as owner-occupied Bed and Breakfast establishments and in certain downtown business zones. Enforcement has been minimal. Aiken County (outside city limits) operates under separate, currently less-regulated rules.
Investors should monitor the UDO process closely. The proposed ordinance under discussion includes annual STR permits, HOA approval requirements, guest registration, density caps, and potential night-per-year limits by zone. Properties outside city limits in Aiken County face fewer current restrictions.
Market Comparison
Aiken’s April ADR of $347 compares to a US STR median ADR of approximately $220, though Aiken’s non-event ADR of $124-158 is below the national median. The April premium is event-specific rather than structural. April occupancy of 49.3% is below the US STR median of roughly 55%, though the year-round floor (minimum 49% outside April) is notably steady for a smaller market.
The PM landscape is fragmented and locally oriented. Evolve leads with 54 listings and 1,050 reviews at a 4.58 rating. Garden City Hosts operates 40 listings with a 4.91 rating, and Aiken Vacation Rentals manages 34 listings with an exceptional 4.98 rating. Evans Real Estate Group also holds 34 listings at a 4.86 rating, and Optiv manages 24 listings at a 4.87 rating. The top 5 operators collectively manage 186 listings, just 4.4% of total market inventory, making this one of the most owner-operated markets in this analysis. The high ratings among local PMs suggest guest experience is well-maintained at the managed tier.
Frequently Asked Questions About Aiken, South Carolina
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